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<br /> and upstream flows that affect the subject property and that,in combination with
<br /> proposed grade changes,would result in the need to manage stormwater for the •
<br /> protection of proposed and existing development. All runoff from new impervious •
<br /> surfaces would be collected, detained,treated, and discharged to the municipal
<br /> stormwater system, as ensured through review for compliance with applicable City
<br /> regulations during the civil engineering phase of development. Findings 17, 20, 24, 31, •
<br /> 32, 33, 34, 35, and 36.
<br /> 7. The proposal's common open space in Tract 999 and along the drive aisle in Tract 998
<br /> would be accessible to residents in all units by the internal access road. The quantity of
<br /> proposed common open space exceeds the 2,500 square foot minimum required and
<br /> would be maintained by a homeowners association, satisfying EMC 19.09.050. The
<br /> provision of adequately sized and dimensioned private open space for each unit would be
<br /> reviewed and ensured through building permit processes. Findings 6, 23, and 36.
<br /> 8. Review by various City departments indicates that adequate provision can be made for all
<br /> required public facilities and services. The municipal water and sewer service both have
<br /> capacity to serve the project from existing mains in W. Mukilteo Boulevard. Preliminary
<br /> review by the Fire Department indicated that the project is capable of complying with
<br /> applicable provisions of the fire code. Review for technical compliance with all
<br /> applicable standards would occur through the civil engineering and building permit
<br /> processes. The site's frontage would be improved to be consistent with local street
<br /> standards as determined by the City Engineer and would be connected to sidewalks along
<br /> the internal drive aisle. The proposed private internal road would provide access to all
<br /> lots in accordance with private access standard C. All deeds,dedications,and other
<br /> easements would be reviewed at time of permit review and easement language would be
<br /> required on the final plat map. The project is projected to generate eight new PM peak
<br /> hour trips,which can easily be accommodated by the existing road network. Addressing
<br /> transportation related concerns, the School District requested curb, gutter,and sidewalk
<br /> along the site's frontage and no other amenities; however, City Staff testified that
<br /> additional communication with the District would confirm whether or not crosswalk or
<br /> other improvements are required to provide safe access to the currently existing school
<br /> bus stop across the street from the site. School,traffic, and park impacts would be
<br /> mitigated through payment of impact fees consistent with ordinance. All common
<br /> facilities including the open space,roads, stormwater facilities,guest parking,and
<br /> landscaping would be accessible to residents of the project and maintained by a
<br /> homeowners association. Findings 6, 10, 11, 13, 14, 16, 17, 22, 23, 24, 31, 32, 33, 34,
<br /> 35, and 36.
<br /> 9. The record contains no evidence that would support a conclusion of adverse impact to
<br /> existing public services. Neither Fire nor Police submitted comments indicating capacity
<br /> or other concerns, and review for compliance with applicable Fire Code providing is
<br /> addressed above. In addition to the provision of on-site open space with amenities, the
<br /> project would be required to pay park impact fees at the time of building permit
<br /> Everett Hearing Examiner
<br /> Findings, Conclusions, and Decision
<br /> Sage Homes Northwest LLC(RRI'!!22-001) page 20 of 22
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